Jumeirah Lake Towers (JLT)

HIGHLIGHTS

ABOUT JUMEIRAH LAKE TOWERS

Jumeirah Lake Towers, commonly abbreviated to JLT, is a sought-after vertical neighbourhood. The high-rise community of JLT is well-known for its amenities such as the many restaurants, shops and cafes in the clusters. It is also known for its affordability with rents consistently lower than neighbouring districts. JLT is known to be one of the top areas in Dubai to rent and buy apartments, as seen in Bayut’s Market Report for 2019. This area guide delves into the perks of living in JLT and things to consider before moving to the area.

POPULAR AREAS

ROI

PRICE PER SQ.FT

Avg. Price/sq.ftChange from 2018

STUDIO

1-BED APT

2-BED APT

Dubai Marina

ROI

6.5%

PRICE PER SQ.FT

Avg. Price/sq.ftChange from 2018

1,326

-11.8%

STUDIO

718,000

1-BED APT

1,100,000

2-BED APT

1,780,000

Downtown Dubai

ROI

5.4%

PRICE PER SQ.FT

Avg. Price/sq.ftChange from 2018

1,799

-9.5%

STUDIO

925,000

1-BED APT

1,450,000

2-BED APT

2,599,000

Jumeirah Village Circle (JVC)

ROI

6.9%

PRICE PER SQ.FT

Avg. Price/sq.ftChange from 2018

872

-3.0%

STUDIO

430,000

1-BED APT

704,189

2-BED APT

1,093,623

Palm Jumeirah

ROI

5.9%

PRICE PER SQ.FT

Avg. Price/sq.ftChange from 2018

1,394

-16.6%

STUDIO

1,090,000

1-BED APT

1,900,000

2-BED APT

2,290,000

International City

ROI

9.4%

PRICE PER SQ.FT

Avg. Price/sq.ftChange from 2018

486

-16.1%

STUDIO

240,000

1-BED APT

345,000

2-BED APT

650,000

Jumeirah Lake Towers (JLT)

ROI

7.9%

PRICE PER SQ.FT

Avg. Price/sq.ftChange from 2018

928

-15.3%

STUDIO

540,000

1-BED APT

850,000

2-BED APT

1,250,000

Dubai Sports City

ROI

8.0%

PRICE PER SQ.FT

Avg. Price/sq.ftChange from 2018

729

-10.8%

STUDIO

370,000

1-BED APT

575,000

2-BED APT

835,000

Dubai Silicon Oasis

ROI

7.6%

PRICE PER SQ.FT

Avg. Price/sq.ftChange from 2018

689

-12.8%

STUDIO

350,000

1-BED APT

525,000

2-BED APT

870,000

Business Bay

ROI

5.9%

PRICE PER SQ.FT

Avg. Price/sq.ftChange from 2018

1,308

-5.0%

STUDIO

749,000

1-BED APT

1,100,000

2-BED APT

1,677,500

Jumeirah Beach Residence (JBR)

ROI

6.3%

PRICE PER SQ.FT

Avg. Price/sq.ftChange from 2018

1,196

-14.2%

STUDIO

940,000

1-BED APT

1,272,500

2-BED APT

1,681,406

IN A NUTSHELL

Consists of high rise skyscrapers in 26 clusters of three buildings in each

Freehold properties

The district is named after the lakes that provide the pleasant waterfront promenades

NEIGHBOURHOOD

COMMUNITY OVERVIEW

Some waterfront apartments in Jumeirah Lake Towers (JLT)

JLT was designed to be an independent community and consists of 26 clusters, each named after a letter from the English alphabet – A to Z. As per the JLT map it is easy to navigate, for example, if you are in Cluster C, keep driving clockwise and you will eventually reach Z, if you miss the turn, you can always go around again. Each cluster has three buildings, and they are comprised of apartments, offices, shops and hotels.

PROPERTIES IN JUMEIRAH LAKE TOWERS (JLT)

Living in JLT offers an easygoing community vibe and plenty of amenities that cater to the whole family as well as young professionals. Since the community consists of multiple high-rise buildings, the type of properties available is mainly apartments. You can find studios, 1, 2, 3 and 4-bedroom flats along with penthouses in 3 and 4-bedroom configurations.

The area of a studio unit starts from 370 sq. ft. going up to 550 sq.ft. while a spacious 1-bedroom unit goes up to 900 sq.ft. The 2 and 3-bedroom apartments living areas go up to 1,200 sq. ft. and 2,500 sq. ft., respectively.

The actual clusters in JLT are split roughly in half by a road that connects Sheikh Zayed Road (E11) with First Al Khail Street, with Cluster A through N located closer to Abu Dhabi and Cluster O through Z on the side closer to Dubai. Those renting in JLT are in the unique position of having their choice of different layouts, thanks to the fact that the different towers are built by different developers.

The average rent for a 4-bedroom apartment is AED 163k and the average price goes up to AED 241k for a 5-bedroom unit. Newer apartments for rent in JLT are at a higher rate than the prices mentioned here, this is due to the size and quality of the properties.

Since JLT is a freehold area there are multiple different properties up for sale in all of the clusters. You can purchase your own studio in JLT for AED 435k, the average price for 1-bedroom flats is AED 847k and buyers can expect 2-bedroom apartments to range from AED 540k to AED 1.2M. This huge gap is due to the fact that JLT is home to a few deluxe properties.

ROI IN JLT

Apartment Type

ROI

Apartment Type

Studio

ROI

8.8%

Apartment Type

1-Bed

ROI

7.6%

Apartment Type

2-Bed

ROI

7.4%

Apartment Type

3-Bed

ROI

7%

Apartment Type

4-Bed

ROI

6.4%

Apartment Type

5-Bed

ROI

4.8%

The studio units offer the highest ROI of 8.8%. The 1-bed units follow with an ROI of 7.4%. The 2 and 3-bedroom flats have an ROI of 7.4% and 7%, respectively. The rental yield for a 4-bedroom unit is 6.4%. The average ROI of a 5-bedroom unit of 4.8%.

MOST POPULAR BUILDINGS IN JUMEIRAH LAKE TOWERS (JLT)

New Dubai Gate

Icon Tower

Lake Point Tower

Lake City Tower

Goldcrest Views

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20%

40%

60%

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Based on searches conducted by users on Bayut.com over the past 12 months

Placing first in line amongst the top 5 buildings to rent in JLT is New Dubai Gate, it is a complex of two high-rise residential buildings. New Dubai Gate 1 is a 42-floor building, towering at 151 metres located in Cluster Q. It has 592 apartment units and 30 retail shops. Studios for rent in New Dubai Gate 1 can be found for an average of AED 44k. New Dubai Gate 2is a 35 storey building standing at 140 metres. It houses 442 apartments ranging in 1, 2 and 3-bedroom configurations. It is located in Cluster A of JLT alongside the Movenpick Hotel and Lakeside Residences. The 2-bedroom apartments in New Dubai Gate 2 for rent are quite popular, these are priced upwards of AED 50k, annually. A 2-bed flat for sale is priced between AED 650k to AED 920k.

HOTELS IN JLT

The Bonnington Hotel is located in Cluster J, it offers a range of fitness amenities and even has a salon located within the hotel. Movenpick Hotel is the most well-known hotel in JLT. It is located in Cluster A and is within walking distance from DMCC Metro Station.

Pullman Hotel in Cluster T of JLT offers an outdoor pool and gym to all its guests. The Manzoni Bistro and Bar is a popular Italian restaurant in the hotel. The Armada BlueBay Hotel is part of Cluster P as Armada Tower 2. It also features a few fitness and dining amenities. Oaks Liwa Heights is a budget hotel in JLT but it still offers many amenities for its visitors. It is located in Cluster W of the neighbourhood.

TRANSPORTATION AND PARKING SPACES IN JLT

While the various commercial and residential towers have their own parking spaces, these are not usually available to visitors. Limited, paid parking is available to the public, however, the hotels in the neighbourhood offer valet services.

The community offers direct access to Sheikh Zayed Road that makes the rest of Dubai more reachable. Being close to residential hubs like Dubai Marina and Jumeirah Beach Residence, people can use many modes of transportation such as metro, bus and taxis.

PUBLIC TRANSPORTATION IN JLT

The metro station in JLT

If you don’t drive there are usually plenty of taxis in the area, while two metro stations also make public transportation in JLT easily accessible. There is the DMCC Metro Station which is right next to Cluster D and then the DAMAC Properties Metro Station next to Cluster S. For other clusters there are the feeder buses JLT1 and JLT2 which are conveniently dotted through the area, making commuting and getting around a breeze.

AMENITIES, SCHOOLS AND HEALTHCARE

SUPERMARKETS IN JLT

You will find a series of small supermarkets in JLT, including Spinneys, West Zone, Carrefour Market, as well as a number of small independent marts and convenience stores at the base of the residential and commercial towers. The nearest hypermarket is Waitrose in Dubai Marina Mall, just across Sheikh Zayed Road.

You can find several shops, cafes and restaurants in JLT

CHURCHES, TEMPLES AND MOSQUES IN JLT

There are currently two mosques in JLT, one known as Tiffany Mosque in Tiffany Tower (in Cluster W) and another in Cluster A near Movenpick Hotel.

Those wishing to attend church can take the short drive to the Al Muntazah Complex next to Jebel Ali, where there are churches of several denominations. The Sikh Gurunanak Darbar Temple is located in the same area.

One of the mosques in Jumeirah Lake Towers

SCHOOLS IN JLT

Parents who are moving to JLT with children of nursery age, have plenty of choices. Nearly every other cluster has its own nursery in JLT, including two branches of Dewdrops Nursery, two Learning Ladders, Paddington Nursery, Kid Kare Nursery, Oakfield Early Learning Centre, and several more, which is probably one of the reasons why the area is so popular amongst young families.

Older students will also find the perks of living in JLT is that it has higher education options. It is home to two universities, the Austrian affiliated Modul University in One Tower, opp Cluster G and the Dubai campus for the Russian based Synergy University in Cluster I. Otherwise, there are also universities in Knowledge Park which is just opposite JLT. There are many notable and reputed options offering different internally accredited curricula.

CLINICS AND HOSPITALS IN JLT

You will also find many choices for medical clinics in JLT including Dr K Medical Center DMCC, the Dome MedDental Clinic, Armada Medical Centre, Optimum Diagnostic Clinic and German Dental Clinic. Other healthcare needs are also met, with the Scandinavian Physiotherapy Centre and Dr Batra’s Homeopathy Clinic in JLT.

Hospitals near JLT include Mediclinic Meadows in The Meadows and in Al Barsha you will find Saudi German Hospital and Al Zahra Hospital.

NEARBY AREAS

You can find JLT’s towering skyscrapers along Sheikh Zayed Road across from the bustling Dubai Marina area. Residents often cross the DMCC Metro Station bridge to get to Dubai Marina.

LIFESTYLE

SHOPPING, DINING AND NIGHTLIFE

Given the relaxed vibe of the community, it’s hard to believe the sheer number of services and amenities that are available for residents. Clinics, pharmacies, a vet (the area is very pet-friendly), select retail shops, beauty salons, groceries and supermarkets are all located along the waterfront promenade. Having such a vibrant ambience is one of the biggest benefits if you are thinking of moving to JLT.

MALLS IN JLT

The closest mall to JLT is Dubai Marina Mall, located just across Sheikh Zayed Road. With a huge selection of international stores, this mall is perfect for the cosmopolitan residents to indulge in a spot of shopping. Other shopping malls near JLT include Mall of the Emirates in the Barsha area just 15 minutes away while Ibn Battuta Mall is just 10 minutes away.

RESTAURANTS IN JLT

A waterfront restaurant in Jumeirah Lakes Towers

Foodies are particularly catered to with a myriad of restaurants in JLT, as the neighbourhood is a dining hotspot. Travel the world with every imaginable cuisine, from Vietnamese to Greek, soul food from New Orleans or Sri Lankan cuisine, the list goes on, with options for every palate and price point. In Cluster I there is SCAFA which is a culinary institute that also offers a dining restaurant.

There are a few licensed ventures in the area as well. Popular options include Jazz at Pizza Express in Cluster A, Nola’s Eatery and Social House which serves up American fare in Cluster P. As well as the lounges and bars in the Bonnington Hotel in Cluster J.

BEACHES NEAR JLT

The beach at JBR

As the area is located on the east side of Sheikh Zayed Road, it does not enjoy its own beach. However, JBR Beach is just across the road, a short taxi ride or walk across the road via the metro station bridge. JBR Beach has its own amenities and facilities perfect for a fun day out.

LEISURE ACTIVITIES AND NOTABLE LANDMARKS

One of the newer crazes to hit Dubai are escape rooms. You willingly lock yourself up in a room and solve clues to find the key to the door. There are different themed rooms to escape from and there are two in JLT – Phobia Dubai is located in Cluster X and Escape Quest is in Cluster N. You don’t have to venture out too far for some excitement with Dubai Marina and JBR just across the road.

Located in just a 10-minute drive, Swiss Art Gate is a popular tourist spot. People who have an eye for art will enjoy the work of local, regional and international artists and various art events.

OUTDOOR ACTIVITIES, FITNESS AND BEAUTY

JLT Park

Differing from the fast-paced lifestyle of Dubai Marina, those living in JLT can enjoy the largely pedestrian-friendly community. There is the pet-friendly JLT Park that’s a hit amongst families thanks to the children’s play areas and jogging tracks. This is certainly one of the biggest benefits of living in JLT.

Apart from the gyms in the residential buildings, there are dance and yoga studios, as well as boxing clubs for fitness enthusiasts.

In terms of beauty-related activities, there are tons of spas and salons scattered throughout the neighbourhood, there are plenty of options for both men and women.

COMMUNITY EVENTS

For the community, there are multiple events that occur, in October you have the Breast Cancer Awareness ‘Pink Walkathon‘. For the rest of the year, there are ongoing sporting events, a kid’s football tournament and even an outdoor art gallery.

As it is a family-friendly neighbourhood, there are a number of events taking place in JLT throughout the year, from carnivals to flea markets and even open-air movie screenings that draw people’s attention.

THINGS TO CONSIDER

Although the area is certainly a great place to live in Dubai, there are a few things to consider before moving to JLT. JLT has experienced problems with traffic in the past, however, recent changes to the roads have significantly reduced this. Although, if you do drive, it’s worth bearing in mind that, because the neighbourhood is a strictly one-way destination, if you miss your turn – you will have to loop all the way back around.

Parking spaces are not always available with each apartment, so check with your agent or landlord to clarify before moving to JLT as to whether one is included in your rent payments.

FAQs About JLT

Is JLT freehold?

Yes, JLT is a freehold area that offers apartments and penthouses for sale to UAE Nationals, expats and foreign investors.

How many towers are in JLT?

There are 68 towers in JLT as there are still some buildings under construction in JLT. When the project is complete it will be home to a total of 80 buildings. The buildings in Cluster K and Z are mostly in the design phase and have not been completed.

Is Jumeirah Lake Towers a free zone?

The DMCC Free Zone was set up in JLT in 2002 (then known as Jumeirah Lake Towers Free Zone). DMCC Free Zone is a Government of Dubai Authority and is home to 17,000+ companies.